Detached 2 sales on record

33 HADEN PARK ROAD

CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HF

£395,000

Location

Map view View on Google Maps View on OpenStreetMap Street View B64 7HF

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Barrs Rd / Valley Rd	0.2 miles
Shop	Unknown	0.2 miles
Train station	Old Hill	0.5 miles
Hospital	Bilston Street Surgery	5.7 miles
University	Birmingham City University, Bournville Campus	6.0 miles

Property details

Tenure

Freehold

Property type

Detached

Bedrooms

Bathrooms

Floor area

109 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£395,000 Mar 2026

Price per m²

£3,624/m²

Local average

£297,500 (12 sales)

Street crime

212 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 14/04/2022

Expiry date: 13/04/2032

Current heating cost: £943/year

Potential heating cost: £641/year

Est. upgrade cost to C: £19,545

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Low energy lighting for all fixed outlets (£45)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	13/03/2026	£395,000	Detached	+47.9%	£402,261 to April 2026	View transaction
Sold	24/03/2023	£267,000	Detached	—	£294,951 to April 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
sold	01/01/2026	£395,000
listed	24/07/2025	£405,000
sold	01/01/2024	£373,000
sold	01/01/2023	£267,000

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
11 TREJON ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HJ	£280,000	24/11/2023	Detached
2 CRICKETERS MEADOW, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HR	£290,000	31/10/2023	Detached
3 HADEN PARK ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HE	£420,000	27/10/2023	Detached
49 HADEN PARK ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HF	£420,000	18/08/2023	Detached
9 HADEN PARK ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HE	£405,000	17/08/2023	Detached
147 BARRS ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7EZ	£415,000	04/08/2023	Detached
19 TIMBERTREE ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7LE	£312,500	05/10/2022	Detached
52 HADEN PARK ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HF	£468,000	14/09/2022	Detached
19 ROWLEY HILL VIEW, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7ER	£300,000	26/08/2022	Detached
148 BARRS ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7EX	£280,000	24/08/2022	Detached
17 ROWLEY HILL VIEW, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7ER	£390,000	14/07/2022	Detached
63 HADEN PARK ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HE	£365,000	24/06/2022	Detached
82 TREJON ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HJ	£285,000	24/06/2022	Detached
6 BARRS ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HB	£470,000	30/05/2022	Detached
31 TIMBERTREE ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7LF	£295,000	29/04/2022	Detached
8 CRICKETERS MEADOW, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HR	£335,000	05/04/2022	Detached
34 TIMBERTREE ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7LE	£468,000	31/03/2022	Detached
7 TREJON ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HJ	£218,000	16/03/2022	Detached
22 ROWLEY HILL VIEW, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7ER	£398,000	25/02/2022	Detached
3 CRICKETERS MEADOW, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HR	£357,500	25/02/2022	Detached

Area average: £358,600 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth -7.2%

10y growth 35%

House Price Index (HM Land Registry — official index, not sold-price averages): Sandwell. Series: Detached. As of April 2026.

1y (index) 5.3%

5y (index) 33.7%

10y (index) 79.9%

Rental Range

Estimated market rent for Sandwell. Low = conservative, Realistic = average, Optimistic = best case.

Low £846/mo

Realistic £940/mo

Optimistic £1,034/mo

Based on Local Authority from postcode lookup → Sandwell.

LHA (30th percentile) floor for Black Country: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed Terraced House, Claremont Street, B64	£1,050/mo	3	0.7 miles	OpenRent

Average rent: £1,050/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.27%

Max investor price (0.8%) £131,250

Target investor price (1%) £105,000

Gross yield 3.2%

Cost-to-rent ratio 31.3×

Monthly cashflow £-636/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -6.7%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).

Flood risk

Zone: 2

Risk: In flood risk area

Environment Agency Flood Risk Areas (APSFR)

Street-level crime

Category	Count
Violence and sexual offences	109
Criminal damage and arson	26
Vehicle crime	17
Burglary	10
Other theft	10
Public order	9
Shoplifting	8
Anti-social behaviour	7
Other crime	4
Possession of weapons	4
Robbery	4
Drugs	2
Theft from the person	2
Total incidents	212

Within 1 mile during May 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Timbertree Academy	Primary	0.3 miles	Good — 25 Nov 2011
Old Hill Primary School	Primary	0.5 miles	Good — 4 Jul 2022
Temple Meadow Primary School	Primary	0.5 miles	Good — 12 Feb 2018
Impact Independent School	Other	0.6 miles	Good — 11 May 2023
Reddal Hill Primary School	Primary	0.7 miles	Good — 28 Jun 2022

FENSA

No FENSA certificates found for this address.

# 33 HADEN PARK ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HF

## Property details

- Slug: `7c939f0` (address key hash: `7c939f0e1fcb295e7c9711feecc7854dd460eef8`)
- Postcode: B64 7HF
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 109 m²
- EPC rating: D
- Year built: England and Wales: 1930-1949
- Last sold: £395,000 Mar 2026
- Price per m²: £3,624/m²
- Local average: £297,500 (12 sales)
- Street crime: 212 incidents within 1 mile (May 2026)

## Latest sale

- Price: £395,000
- Date: 2026-03-13
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 13/04/2032
- **Current heating cost:** £943/year
- **Est. upgrade cost to C:** £19,545

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- E (£45)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9148-3015-4204-1142-5200)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-13 | £395,000 | Detached | +47.9% | £402,261 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-e0b3-8922-e063-4804a8c094d0) |
| Sold | 2023-03-24 | £267,000 | Detached | — | £294,951 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/fac30767-a641-5e20-e053-4704a8c004ee) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 33 HADEN PARK ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HF | £395,000 | 13/03/2026 | Detached |
| 33 HADEN PARK ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HF | £267,000 | 24/03/2023 | Detached |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [164921795](http://87.117.209.195:8080/listings/78a8add)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £395,000 |
| listed | 2025-07-24 | £405,000 |
| sold | 2024-01-01 | £373,000 |
| sold | 2023-01-01 | £267,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 11 TREJON ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HJ | £280,000 | 24/11/2023 | Detached |
| 2 CRICKETERS MEADOW, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HR | £290,000 | 31/10/2023 | Detached |
| 3 HADEN PARK ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HE | £420,000 | 27/10/2023 | Detached |
| 49 HADEN PARK ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HF | £420,000 | 18/08/2023 | Detached |
| 9 HADEN PARK ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HE | £405,000 | 17/08/2023 | Detached |
| 147 BARRS ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7EZ | £415,000 | 04/08/2023 | Detached |
| 19 TIMBERTREE ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7LE | £312,500 | 05/10/2022 | Detached |
| 52 HADEN PARK ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HF | £468,000 | 14/09/2022 | Detached |
| 19 ROWLEY HILL VIEW, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7ER | £300,000 | 26/08/2022 | Detached |
| 148 BARRS ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7EX | £280,000 | 24/08/2022 | Detached |
| 17 ROWLEY HILL VIEW, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7ER | £390,000 | 14/07/2022 | Detached |
| 63 HADEN PARK ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HE | £365,000 | 24/06/2022 | Detached |
| 82 TREJON ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HJ | £285,000 | 24/06/2022 | Detached |
| 6 BARRS ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HB | £470,000 | 30/05/2022 | Detached |
| 31 TIMBERTREE ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7LF | £295,000 | 29/04/2022 | Detached |
| 8 CRICKETERS MEADOW, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HR | £335,000 | 05/04/2022 | Detached |
| 34 TIMBERTREE ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7LE | £468,000 | 31/03/2022 | Detached |
| 7 TREJON ROAD, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HJ | £218,000 | 16/03/2022 | Detached |
| 22 ROWLEY HILL VIEW, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7ER | £398,000 | 25/02/2022 | Detached |
| 3 CRICKETERS MEADOW, CRADLEY HEATH, SANDWELL, WEST MIDLANDS, B64 7HR | £357,500 | 25/02/2022 | Detached |

**Area average:** £358,600 (20 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** -7.2%
- **10y growth:** 35%

## House Price Index (HM Land Registry)

*Official index for Sandwell; Detached series; as of April 2026.*

- **1y growth (index):** 5.3%
- **5y growth (index):** 33.7%
- **10y growth (index):** 79.9%

## Rental Range

*ONS Price Index of Private Rents (Sandwell). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £846/mo
- **Realistic:** £940/mo
- **Optimistic:** £1,034/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Black Country (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Terraced House, Claremont Street, B64 | £1,050/mo | 3 | 0.7 miles | OpenRent |

**Average rent: £1,050/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.27% (weak for cashflow)
- **Max investor price (0.8%):** £131,250
- **Target investor price (1%):** £105,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,050/mo).*

- **Gross yield:** 3.2%
- **Cost-to-rent:** 31.3×
- **Monthly cashflow:** £-636/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.7%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 2
- **Risk:** In flood risk area
- **Source:** Environment Agency Flood Risk Areas (APSFR)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 109 |
| Criminal damage and arson | 26 |
| Vehicle crime | 17 |
| Burglary | 10 |
| Other theft | 10 |
| Public order | 9 |
| Shoplifting | 8 |
| Anti-social behaviour | 7 |
| Other crime | 4 |
| Possession of weapons | 4 |
| Robbery | 4 |
| Drugs | 2 |
| Theft from the person | 2 |
| **Total incidents** | **212** |

*Within 1 mile during May 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Timbertree Academy | Primary | 0.3 miles | Good — 25 Nov 2011 |
| Old Hill Primary School | Primary | 0.5 miles | Good — 4 Jul 2022 |
| Temple Meadow Primary School | Primary | 0.5 miles | Good — 12 Feb 2018 |
| Impact Independent School | Other | 0.6 miles | Good — 11 May 2023 |
| Reddal Hill Primary School | Primary | 0.7 miles | Good — 28 Jun 2022 |